Deadline Nears For State Code Revisions

The state's building commission may have weathered the battle of better hurricane protections in South Florida homes and buildings, but more controversial issues must be resolved soon.

"Oh my gosh, we have quibbled and quibbled and quibbled and its been over one-tenth of the code," said Lisa Maxwell, executive director of the Home Builders Association of South Florida who has represented builders to the state commission.

A November deadline approaches for a new statewide code and there is much work to be done, much of it starting today at the opening session of a two-day meeting in Panama City Beach.

The loudest debate could be deciding whom to trust to test windows, doors, shutters and every other material that goes into the construction of a building. But another testy issue to be handled is a grumbling insurance industry that wants protections being afforded South Florida to be applied to all of the state's coastal areas.

Addressing insurance industry concerns and product testing are two of the major issues the 23-member Florida Building Commission will face today and Thursday. The Florida Building Code is set to begin in 2001, if it is approved by the Florida Legislature next year.

Commissioners are expected to approve a second draft of the statewide code today that includes requirements for shutters, better roofs and tougher walls in homes and other buildings in Palm Beach, Broward, Miami-Dade and Monroe counties.

The first draft, created in the spring, was blasted by many residents and government building authorities because it gutted most of the stronger hurricane protections already established in South Florida.

Since then, the building commission has attempted to marry the South Florida standards with the planned Florida Building Code. A public hearing on the latest version of the code will be conducted Sept. 22 in Miami. Hearings will also be held elsewhere in the state, but the closest to Broward and Palm Beach will be the Miami session.

Commissioners gave a tentative nod to the merger in August, despite stated worries from the Florida Insurance Commissioner's Office and the Florida Insurance Council. Insurance authorities say South Florida's hurricane standards should be available, possibly mandated, in all the state's coastal areas.

"It is an incredible safety issue," said Sam Miller, vice president of the insurance council. She also said, "We just don't think we ought to wait for a category four storm to hit West Florida or Tampa Bay (before increasing standards).

State homebuilders, who initially opposed establishing a South Florida hurricane zone, don't want to see higher standards in the rest of Florida. They say it is not needed and could increase the price of a house by $10,000. Insurance companies say the amount is about $5,000.

"We are very much concerned because it is a very tough step for local governments to take because of the homebuilders," Miller said.

Homebuilders also are ready to fight the spread of the methods approved in Miami-Dade and Broward for testing if a window frame, door, shutter or other construction product is strong and safe.

"It is critical," said Cos Tornese, head of Broward County's Building Department. "What is the use of having a code that says you have to gear up for hurricane forces if the product (such as a door or window) doesn't meet hurricane standards?"

Miami-Dade certifies its own local network of testing labs and requires building products meet their county standards. Broward's building law allows products similarly tested by national labs, but generally relies on Miami-Dade testing for structural materials. The rest of the state, including Palm Beach, relies on national testing.

Homebuilders, particularly those in South Florida, don't want to continue to be forced into exclusively using Miami-Dade testing.

"Right now, we can only get three front doors approved in Miami-Dade," Maxwell said. "That is not good for the consumer."

Miami-Dade officials have argued local testing is needed because some products approved by national labs do not standup well in South Florida, in part because of heat and humidity.

Broward's Tornese said he would welcome the option to continue to adopt Miami-Dade testing.

"They have proven their approach is valid," he said.

Staff Writer Alan Cherry can be reached at acherry@sun-sentinel.com or 954-572-2015.